I am a sub-contracted worker, but my work is very mentally and physically demanding.

This site offers comps based on proximity to your home, property type, square footage, the number of bedrooms and bathrooms, and when and how much they sold for.Realtor.com: Here you can find information on recently sold properties in your city.

Especially if you live out of State and cannot manage them or go physically to the property?

All of this is easier to work through when you are physically able to visit the property and manage the process.

Net operating income equals gross rent minus physical vacancy minus economic vacancy divided by operating expenses.

Properties were in fairly rough shape, vacancy around 70% physical occupancy and closer to 60% economical occupancy, with rents 20%-25% below the market, and an overall poor class of tenants.

I need to stay active mentally and physically I need the challenge.

If you are not interested specifically in student housing but like that area specifically because of the proximity to an economic driver then I'd say it depends. 

Ideally close to home where you are already very familiar and where you can physically be involved with the project/property.

Using the lessons I learned on Steve Rozenberg’s video, I’ve settle on Pittsburgh, PA and it’s surrounding proximity.